HomeMy WebLinkAbout20240925 Environmental Board Packet CombinedMeeting guidelines on reverse side.
ENVIRONMENTAL BOARD AGENDA
Wednesday, September 25, 2024
Broadcast on Cable TV Channel 16
and northmetrotv.com/lino-lakes-stream
ADVISORY BOARD MEETING, 6:30 P.M.
Council Chambers (televised)
1. Call to Order and Roll Call
2. Pledge of Allegiance
3. Public Comment (sign-in prior to start of meeting per Rules of Decorum)
4. Setting the Agenda: Addition or Deletion of Agenda Items
5. Approval of Minutes: August 28, 2024
6. Action Items
A. Spagur Estates Preliminary Plat
B. Wilkinson Waters PUD Concept Plan Review
7. Discussion Items
A. Project Updates
ADJOURNMENT
CITY OF LINO LAKES
ADVISORY BOARD MEETING GUIDELINES
Advisory boards are fact-finding bodies established to aid the City Council in specific areas. The
decisions of any board are considered advisory only and all final decisions rest with the City Council.
Board meetings shall operate in accordance with the procedures established by the City Council.
The following meeting guidelines are derived from the City Council Rules of Decorum.
Members of the Audience – No person in the audience shall engage in disorderly or disruptive
conduct such as audible commentary during a meeting, hand clapping, stamping of feet, whistling,
using profane language, yelling and similar demonstrations, which conduct disturbs the peace and
good order of the meeting.
Public Comment– Comments from the public will be accepted on any matter, whether on the
agenda or not. Comments will not be accepted during specific agenda items unless a Public Hearing
has been noticed. Please remember to be courteous and respectful and abide by the following
guidelines:
• Sign-in prior to the start of the meeting
• Step up to the microphone when recognized by the Presiding Officer (Chair or Vice-Chair)
• State your name and address for the record
• State the subject to be discussed
• Limit comments to 4 minutes
• Address comments to the board as a whole, not any specific member
• No question may be asked of a board member or staff member without the permission of
the Presiding Officer (Chair or Vice-Chair)
• Elect a spokesperson for a group of persons who wish to address the board on the same
subject
Public Hearing – A public hearing is a separate item of business on the agenda. It gives the public
an opportunity to comment on the topic identified. Please remember to be courteous and
respectful and abide by the guidelines outlined for public comment (although no sign-in required).
Typically, a public hearing proceeds as follows:
1. The Presiding Officer (Chair or Vice-Chair) will announce the agenda item and staff will
present their report.
2. Board members have the opportunity to ask staff questions about the item.
3. The Presiding Officer (Chair or Vice-Chair) opens the public hearing and will recognize those
who want to speak.
4. The Presiding Officer (Chair or Vice-Chair) shall close the public hearing.
5. The Board will then discuss the item. No further public comments are allowed.
6. The Board will make a recommendation and/or decision.
After a motion has been made or a public hearing has been closed, no member of the public shall
address the board from the audience on the matter under consideration. The Presiding Officer
(Chair or Vice-Chair) shall maintain strict order and etiquette at all meetings.
Environmental Board
August 28, 2024
Page 1
CITY OF LINO LAKES
ENVIRONMENTAL BOARD MEETING
1. CALL TO ORDER AND ROLL CALL
Chair Sullivan called the Environmental meeting to order at 6:30 p.m. on Wednesday
August 28, 2024.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC COMMENT (sign in prior to start of meeting per Rules of Decorum)
Luke Walter, 7800 Marilyn Drive, wanted to talk about the Love Lino Lakes Facebook
group. He wanted to advocate for the group during a time of large developments being
proposed.
Carol Featherstone, 631 Andall Street, want to talk about the proposed Nature’s Refuge
North development. She wanted to express approval of the new project, but she did not
approve of the proposed Street C Road because it will have to cut down about 81 trees.
Also, she wanted to emphasize the importance of preserving the older trees.
Lori Anderson, 551 Andall Street, wanted to express that she is also opposed to the
proposed Street C Road on Nature’s Refuge North project. She also bought attention
that there are no parks, sidewalks, or shoulders in the area, so a new road will create
traffic and eliminate wildlife.
Raoul Anderson, 551 Andall Street, wanted to express that he agreed with the two
previous speakers, and that he was also opposed to the proposed Street C Road. He
DATE: August 28, 2024
TIME STARTED: 6:30 p.m.
TIME ENDED: 8:46 p.m.
MEMBERS PRESENT: John Sullivan, Shawn Holmes
Julia Nelson, Alex Schwartz
Lindsay Buchmeier, Jonathan Parsons
MEMBERS ABSENT: None
STAFF PRESENT: Michael Grochala, Dana Rozan
Environmental Board
August 28, 2024
Page 2
DRAFT MINUTES
explained that the environment and the residents have evolved and taken a liking to the
wildlife in the location of the proposed road.
4. SETTING THE AGENDA: Addition or Deletion of Agenda Items
The agenda was approved as presented.
5. APPROVAL OF MINUTES: July 31, 2024
Ms. Holmes made a motion to approve the July 31, 2024 minutes. Mr. Schwartz
seconded. Motion carried 6 – 0.
6. ACTION ITEMS
A. Slater Addition Preliminary Plat Review
Mr. Grochala presented the staff report.
The applicant, Boulder Contracting, submitted a land use application for preliminary plat
for Slater Addition located at 7869 Meadow View Trail. The applicant proposed to
subdivide the existing parcel into three single family lots for the purpose of constructing
two new single-family homes.
Chair Sullivan asked for clarification that if there are trees in the Basic Use Area, then no
replacement trees are needed.
Mr. Grochala agreed that is correct.
The Board discussed where the two mitigation trees should be located.
Mr. Schwartz suggested to require at least one of the mitigation trees to be located on
Lot 2.
The Board agreed to make an edit to recommendation number five to include that at
least one of the required mitigation trees should go on Lot 2, Block 1.
Mr. Schwartz made a motion to approve the recommendations by staff, including the
addition to recommendation five to require at least one mitigation be located on Lot 2.
Ms. Nelson seconded. Motion carried 6 – 0.
B. Natures Refuge Concept Plan Review
Environmental Board
August 28, 2024
Page 3
DRAFT MINUTES
Mr. Grochala presented the staff report.
Natures Refuge North is a proposed residential subdivision on approximately 59 acres
located north of the Natures Refuge development on Main Street. M/I Homes refocused
design efforts on minimizing impacts. The revised concept plan prioritizes open space
preservation, minimizes the development footprint and results in a substantial
reduction in tree removal.
Mr. Grochala wanted to point out that Street C will be evaluated through a traffic study.
The Board discussed the proposed development.
Chair Sullivan expressed concern for the number of trees that would be removed for the
road going south to north, from the current development into the new one.
Mr. Schwartz asked if it is possible to preserve the right of way as an unofficial outlet
into the street.
Mr. Grochala stated that the board could make that recommendation noting that the
city would possibly put up a sign for a future road.
Mr. Parsons asked for clarification on who would pay for the 3 trees planted per lot.
Mr. Grochala clarified that is a responsibility of the developer.
Ms. Holmes recommended that a tree management plan should be included since there
are many trees being preserved.
Mr. Grochala said that would be something they can continue to discuss with the
developer.
Mr. Schwartz recommended to require the open space areas should remain in the
ownership of the HOA with a Conservation Easement granted to the city rather than as a
deed. The Board agreed to add that as a recommendation number 12.
The Board also agreed to add a recommendation number 13, which states that the
street right of way (Street C Road) be dedicated to preserve the corridor for future use,
if necessary, but don’t construct the street with the development.
The Board also made an addition to recommendation number 11, which states that the
street location entering the site should be shifted to minimize tree impact if possible.
Environmental Board
August 28, 2024
Page 4
DRAFT MINUTES
Ms. Holmes made a motion to approve the 13 recommendations along with the
additions to recommendation 11. Ms. Buchmeier seconded. Motion carried 6 – 0.
7. DISCUSSION
A. Main Street Corridor Master Plan Public Engagement Process
The city would like to seek assistance from the advisory boards with the planning
process regarding the moratorium on residential development around the Main Street
corridor between Sunset and 4th Avenue, specifically in community engagement.
Chair Sullivan suggested that the most reliable source to spread the word is the Quad
Newspaper.
Mr. Schwartz also suggested social media outlets would work since residents would not
have to subscribe to a certain newspaper. He also mentioned an interactive map in
some way where people can comment and view each other’s comments.
Mr. Grochala mentioned some ideas are public comment period at board meetings, as
well as open houses for residents have a chance to ask questions.
The Board discussed the process of a master plan and Alternative Urban Areawide
Review (AUAR).
Chair Sullivan suggested a board where residents can go and write the questions that
they have. Mr. Schwartz also suggested that the city produces a video where staff
answers the questions of residents.
Ms. Holmes also suggested creating a page on the city website where residents can ask
their questions and staff can respond.
B. Environmental Coordinator and Recycling Intern Vacancy Updates
Mr. Grochala updated the Board that they city has hired a recycling intern, who will start
Thursday August 29.
Also, there were about 30 candidates who applied for the Environmental Coordinator
position and second interviews will be later in September.
C. Wilkinson Waters Concept Plan (verbal update)
Mr. Grochala introduced the Wilkinson Waters Concept Plan, which is a proposed mix-
use development. This will be discussed at the Environmental Board meeting in
September.
Environmental Board
August 28, 2024
Page 5
DRAFT MINUTES
8. ADJOURN
Ms. Holmes made a motion to adjourn the meeting at 8:46 p.m.
Motion was seconded by Mr. Schwartz.
Motion carried 6 – 0.
Respectfully submitted,
Dana Rozan – Office Specialist
1
ENVIRONMENTAL BOARD
AGENDA ITEM 6A
STAFF ORIGINATOR: Michael Grochala, Community Development Director
MEETING DATE: September 25, 2024
REQUEST: Spargur Estates Preliminary Plat
APPLICANT: Mespargur Inc.
12952 96th Street N.E.
Otsego, MN 55330
OWNER: Daniel Waldoch Jr.
559 Lois Lane
Lino Lakes, MN 55014
BACKGROUND
The applicant, Mespargur Inc., submitted a land use application for preliminary plat for
Spargur Estates. The applicant proposes to subdivide the existing parcel located at 559
Lois Lois Lane into four single family lots for the purpose of constructing three new
single family homes. The lot is 1.11 gross acres (48,510 sf). This is a project similar to
recent approvals including Jansen Addition and the recent Slater Addition. Properties to
the immediate west (Golden Acre) and east (Hailey Manor). Where also subdivided in
the same way.
This staff report is based on a review of the following documents:
• Certificate of Survey, Preliminary Plat, and Tree Inventory prepared by E.G. Rud
and Sons, Inc., dated 09-06-24
• Civil Plan Set prepared by Plowe Engineering, dated 09-26-24
ANALYSIS
General Site Characteristics
The site currently includes a single family home in the southeast corner of the lot.
There is an existing unpermitted gravel driveway to the rear yard from Arlo Lane along
2
with an overgrown gravel driveway expansion along Lois Lane. Both will be removed as
part of the project.
Land Cover
Pre-settlement land cover (Marschner) was aspen-oak land, an oak-dominated
transitional area between deciduous forest and prairie.
Current land cover (Minnesota Land Cover Classification System) on the site includes
mostly planted mixed coniferous/deciduous trees with 11-25% impervious cover.
The tree survey identified a mix of planted oak, maple, pine, spruce, and crabapple.
Ground cover is predominately turf.
Rare, Unique, or Significant Resources
While several rare, threatened, or endangered plants have been observed within a mile
of the project site, the suitable habitat for these species is separated from the project
site by roads, houses, and other development. The plants are unlikely to be found on or
near the site, which has been mowed and maintained as turfgrass for many years. No
additional surveys should be required.
Soils
The Natural Resource Conservation Service Web Soil Survey notes the following soil
types on the project site:
Zimmerman fine sand on 2-6 % slopes. This is a hydrologic group A soil that is
excessively drained with rapid permeability and negligible to low surface runoff.
Soderville fine sand on 0-3 % slopes. Also a hydrologic group A soil that is moderately
well drained. Permeability is rapid to moderately rapid with negligible runoff.
Ground water is 5 to 7.5 feet below ground level.
Stormwater Management
The proposed development does not require a stormwater management plan under City
Code Chapter 1011 or Rice Creek Watershed District rules.
Existing Conditions
3
The area around the existing house generally drains toward Lois Lane. The balance of
the lot drains to a slight depression in the middle east side of the lot towards the
abutting property to the east.
Proposed Conditions
Drainage will be routed from the new lots to the rear yard. A small rear yard depression
running along the rear property line is proposed to convey drainage from west to east.
This basin will overflow to the east matching existing conditions.
Stormwater Pollution Prevention
The Grading, Drainage, and Erosion Control Plan will need to be revised to identify a
rock construction entrance and incorporate erosion control around the perimeter of the
site.
Flood Plain
Site does not fall within the flood management zone.
Shoreland District
Site does not fall within the Shoreland District.
Wetlands
There are no wetlands indicated on this site in the Natonional Wetlands Inventory. No
wetland impacts are proposed for this project.
Greenway System, Parks and Trails
The site is not part of the Greenway System.
Alternative Urban Areawide Review (AUAR) Considerations
The site is not within the 2005 I-35E Corridor AUAR environmental review boundary.
Drinking Water Protection
The site is not within the Drinking Water Supply Management Area (DWSMA). The site
will be connected to City sewer and water.
LANDSCAPE PLAN
4
Boulevard Trees
Boulevard trees are required for all new residential subdivisions at a rate of one tree per
lot frontage.
Lots 1 and 2 have existing trees that will remain in place. The landscape plan shows one
boulevard tree proposed for both Lot 3 and lot 4.
Boulevard tree requirements is being met.
Tree Preservation and Mitigation Standards
The purpose of these standards is to protect valuable trees and stands of vegetation
while not interfering with landowners’ reasonable use and development of property.
The goal is to minimize unnecessary loss of habitat, biodiversity, and forest resources
and to replace removed trees in areas where tree cover is most critical.
A tree survey was performed that identified:
19 trees were identified in the tree inventory, with 3 proposed for removal. 7 or the
remaining 16 are located off site along the western property line of lot 3.
The 16 trees planned for preservation must have Tree Protection Zones installed in
accordance with the City Tree Protection Fence Detail. The Tree Protection Zones need
to be shown on the Grading, Drainage and Erosion Control Plan and Landscape Plan.
Tree Preservation and Mitigation Standards have not been met.
Open Areas Landscape Standards
Open areas standards do not apply to single family residential lots.
Buffer and Screen Standards
The purpose of this requirement is to separate and buffer different land use types,
screen roads and parking, and screen utility and loading areas. The project property and
surrounding properties are zoned R1, so buffer and screen standards do not apply.
Total Trees 19
Total Trees Removed 3
Total Trees Preserved 16
Mitigation Trees Required 0
5
Canopy Cover
Canopy cover standards to not apply to single family residential development.
Foundation Landscaping
Foundation landscaping standards do not apply to single family residential
development.
Sod and Ground Cover Standards
All areas not otherwise improved in accordance with the approved site plans shall have
a minimum depth of 4 inches of topsoil and be sodded including boulevard areas. Seed
may be provided in lieu of sod in certain cases, including when the area is adjacent to
natural areas or wetlands.
The ground cover types and locations must be added to the Grading Drainage and
Erosion Control Plan and the Landscape Plan.
Lighting
The purpose of the lighting requirements in the Zoning Code is to reduce light pollution,
promote energy conservation, and increase nighttime safety, utility, security, and
productivity. Lighting is reviewed by the City Planner.
Per Section 1007.043(6)(d), no light source shall exceed 1.0 foot candle onto right of
way or 0.4 foot candle onto adjacent property.
Per Section 1007.043(6)(f), in residential districts, any lighting used to illuminate a
structure, an off-street parking area, or other area shall be arranged as to deflect light
away from any adjoining residential property or from any public right-of-way.
While photometric plans aren’t required for single residential houses, City Code
requirements still must be met.
RECOMMENDATIONS
Staff recommends that the Preliminary Plat for the Spargur Estates be forwarded to the
Planning and Zoning Board and City Council with the following comments:
1. Tree Protection Zones (TPZs) for the 16 trees scheduled for preservation must be
shown to scale on the Grading, Drainage, and Erosion Control Plan (Sheet C1.1),
6
and the Landscape Plan (Sheet C1.3). The TPZs must be in place prior to issuance
of grading permit and will be reviewed by staff concurrently with inspection of
sediment and erosion control measures.
2. Grading, Drainage, and Erosion Control Plan (C1.1) should be updated to identify
location of rock construction entrance(s) and silt fence around perimeter of site
unless otherwise directed by City Engineer.
3. Replace note on Grading, Drainage, and Erosion Control Plan about installing
“Tree Protection as Applicable” with “Tree Protection Fence installed in
accordance with City Tree Protection Fence Detail”.
4. The Landscape Plan (Sheet C1.3) should include a note regarding protecting trees
in accordance with City Tree Protection Fence Detail. City Tree Protection detail
should be added to Sheet C1.3.
5. Ground cover type locations must be added to the Grading, Drainage, and
Erosion Control Plan (C1.1) and Landscape Plan (Sheet C1.3). This includes cover
type for all exposed soil areas (ex: sod for the lots,).
ATTACHMENTS
1. General Location Map
2. Resource Inventory
3. Preliminary Plat
4. Tree Inventory with Removals
5. Grading, Drainage, and Erosion Control Plan (Sheet C1.1)
6. Landscape Plan (Sheet C1.3)
Lois Ln
Arlo Ln
Lois Ln
Arlo Ln
Joseph
Ct
Legend
Address Labels
Parcels
September 18, 2024
Map Powered By Datafi
±
1 in = 100 Ft
General Location Map - Spargur Estates
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SB#3
907.5
SB#2
909.2
SB#1
8.3
7.3 TO FACE OF BRICK LEDGE
909.2
909.3 EDGE OF
LANDSCAPING
910.7
910.8
LAT=N045° 11' 32.69"
LONG=W093° 06' 52.36"
LAT=N045° 11' 33.48"
LONG=W093° 06' 51.92"
LAT=N045° 11' 34.34"
LONG=W093° 06' 52.32"
LAT=N045° 11' 34.30"
LONG=W093° 06' 51.14"
REMNANTS OF OLD GRAVEL AREA.
NOW OVERGROWN WITH GRASS.
SLAB
LOW ENTRY = 911.0
LOW FLOOR = 911.0
SLAB
LOW ENTRY = 910.7
LOW FLOOR = 910.7
60.00
60
.
0
0
60.00
60
.
0
0
60.00
60
.
0
0
60
.
0
0
60.00
2.
0
%
2.
0
%
2.
0
%
2.
0
%
2.
0
%
SLAB
LOW ENTRY = 911.0
LOW FLOOR = 911.0
1.
7
%
PROTECT EXIST.
TREE
PROVIDE EXTRA DEPTH
FOOTINGS AND EXPOSE
FOUNDATION (TYP)
91
0
910 910
909
908908
909
910
90
9
9
0
9
9
0
8
907
907
90
9
909
90
9
91
0
90
8
910
9
0
9
90
8
90
9
90
7
90
7
907
907
906.8
906.8
90
6
.
8
90
6
.
8
90
7
EOF: 906.8
2.
0
%
2.
0
%
2.
0
%
1.
7
%
HWL 907.1
DW
Y
2.
6
%
DW
Y
3.
0
%
DW
Y
2.
6
%
909.65
908.50
908.00
909.00
909.40
908.00
907.50
907.00
908.80
908.00
907.00
909.00
909.80
910.10
GENERAL NOTES
1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATION
OF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.
THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TO
TYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESE
UTILITIES.
2.CALL GOPHER STATE ONE CALL AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS
FOR EXISTING UTILITIES LOCATIONS.
3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF
EXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THE
START OF INSTALLATIONS.
4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARD
SPECIFICATIONS AND DETAIL PLATES.
5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.
6.PARKING, EQUIPMENT STORAGE OR MATERIAL STORAGE SHALL NOT BE ALLOWED ON
PUBLIC STREETS OR WITHIN PUBLIC RIGHT-OF-WAY.
7.NOTIFY CITY A MINIMUM OF 48 HOURS PRIOR TO THE COMMENCEMENT OF
CONSTRUCTION.
8.ALL ELECTRIC, TELEPHONE, AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL
BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL
UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITY
COMPANY.
9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING
TRAFFIC CONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS,
FLAGMEN AND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.
DENOTES FENCE
DENOTES EXISTING SANITARY SEWER
DENOTES EXISTING WATER MAIN
DENOTES UNDERGROUND ELECTRIC LINE
DENOTES UNDERGROUND GAS LINE
XX
GAS
E
DENOTES UNDERGROUND CABLE LINECBL
DENOTES BUILDING SETBACK LINE
DENOTES HYDRANT
DENOTES GAS METER
DENOTES SIGN
DENOTES CONCRETE SURFACE
DENOTES BITUMINOUS SURFACE
DENOTES TELEPHONE PEDESTAL
DENOTES CABLE PEDESTAL
DENOTES EXISTING SPOT ELEVATION
DENOTES WELL
DENOTES MAILBOX
DENOTES FIBER OPTIC BOX
DENOTES ELECTRICAL BOX
DENOTES EXISTING CONTOURS
DENOTES SOIL BORING. (BY OTHERS)
DENOTES AIR CONDITIONING UNIT
DENOTES CLEAN OUT
DENOTES CURB STOP
DENOTES SANITARY SEWER MANHOLE
X 952.36
C
E
CO
CS
S
T
W
LEGEND
DENOTES RETAINING WALL
DENOTES PAVER SURFACE
S:\PLOWE\CAD\24PROJ\2164 559 LOIS LANE (LINO LAKES)\2164 CAD\2164 BASE 0.DWG
Friday, September 6, 2024 10:30:16 AM
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24-2164
(22" x 34")
NO
R
T
H
1 INCH = 20 FEET
HORIZONTAL
20 0 10 20 40
ALL EROSION AND SEDIMENT CONTROL MEASURES SHOWN ON THE PLANS OR
IMPLEMENTED IN THE FIELD SHALL BE IN ACCORDANCE WITH THE CITY REQUIREMENTS.
PHASE I:
1.INSTALL STABILIZED CONSTRUCTION ENTRANCE.
2.PROVIDE TEMPORARY PARKING AND STORAGE AREA.
3.INSTALL SILT FENCE AS SHOWN ON PLAN.
3.1.ADDITIONAL SILT FENCE MAY BE NECESSARY IF LOCAL CONDITIONS REQUIRE.
3.2.THE CONTRACTOR SHALL MAINTAIN SILT FENCE, INCLUDING THE REMOVAL OF
ACCUMULATED SEDIMENT, THROUGH COMPLETION OF BUILDING
CONSTRUCTION.
3.3.SILT FENCE SHALL REMAIN IN-PLACE UNTIL SITE HAS BEEN STABILIZED.
3.4.CONTRACTOR TO PROVIDE ADDITIONAL SILT FENCE, BIOROLLS, EROSION
CONTROL BLANKET, OR OTHER APPROVED EQUAL FOR ANY SLOPES THAT
APPEAR TO BE FAILING. (NOTE : EROSION CONTROL BLANKET MUST HAVE
NON-FIXED JOINTS AND BE FULLY BIODEGRADABLE; ANY BLANKET NETTING
MUST BE LOOSE-WEAVE.)
4.INSTALL INLET PROTECTION FOR ALL EXISTING STORM SEWER STRUCTURES.
5.INSTALL TREE PROTECTION FENCING AS APPLICABLE.
6.PERFORM SITE GRADING ON AN AREA-BY-AREA BASIS TO MINIMIZE UNSTABILIZED
AREAS.
6.1.CONTRACTOR MUST IMMEDIATELY INITIATE STABILIZATION OF EXPOSED SOIL
AREAS, AND COMPLETE THE STABILIZATION WITHIN SEVEN (7) CALENDAR DAYS
AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE
TEMPORARILY OR PERMANENTLY CEASES.
7.PAY SPECIAL ATTENTION TO ADJACENT PROPERTY LINES TO ENSURE THE EROSION
CONTROL PRACTICES INPLACE IN THOSE AREAS PREVENT MIGRATION OF SEDIMENT
ONTO ADJACENT PROPERTIES.
8.STABILIZE SOIL STOCKPILES; STABILIZATION SHALL BE INITIATED IMMEDIATELY.
9.FINAL GRADE SWALE AREAS UPON STABILIZATION OF UPSTREAM AREAS.
10.CONTRACTOR SHALL BE RESPONSIBLE TO SWEEP/SCRAPE ADJACENT STREETS
WHEN MATERIALS OR DEBRIS HAVE WASHED/FLOWED ONTO ADJACENT STREETS OR
AS DIRECTED BY CITY.
PHASE II:
1.PROVIDE TEMPORARY SEED FOR DISTURBED AREAS.
2.INSTALL RIP-RAP AT FLARED-END SECTIONS (AS APPLICABLE).
3.INSTALL TEMPORARY INLET PROTECTION FOR ALL STORM SEWER INLET
STRUCTURES IN PAVING AREAS (AS APPLICABLE.)
4.INSTALL UTILITIES INCLUDING SANITARY SEWER, WATER MAIN, STORM SEWER.
5.COMPLETE GRADING AND INSTALL PERMANENT SEEDING AND/OR SOD.
6.REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES ONLY AFTER
SITE HAS BEEN STABILIZED.
** SEEDED AREAS SHALL BE EITHER MULCHED OR COVERED BY BIODEGRADABLE, NON
FIXED JOINT FIBROUS BLANKETS TO PROTECT SEEDS AND LIMIT EROSION.
* MOW A MINIMUM OF:
RESIDENTIAL TURF - ONCE PER 2 WEEKS
COMMERCIAL TURF - ONCE PER 4 WEEKS
3885 (CATEGORY 2)WOOD FIBER BLANKET
3881FERTILIZER
3882 (TYPE 1 - DISC ANCHORED)MULCH
* FOR TURF ESTABLISHMENT
ITEM
3876SEED **
3878SOD
MNDOT SPECIFICATION/NOTES
MNDOT MIX 25-131 (220 LBS/ACRE)
MNDOT MIX 25-131 (120 LBS/ACRE)
TEMPORARY MNDOT MIX 21-112 (100 LBS/ACRE)FALL COVER
MNDOT MIX 21-111 (100 LBS/ACRE)SPRING/SUMMER
MNDOT MIX 22-111 (30.5 LBS/ACRE)1-2 YEARS COVER
MNDOT MIX 22-112 (40 LBS/ACRE)2-5 YEARS COVER
COMMERCIAL TURF
RESIDENTIAL TURF
MNDOT MIX 21-113 (110 LBS/ACRE)SOIL-BUILDING COVER
3884HYDROMULCH
REVEGETATION SPECIFICATIONS
TIMING FOR EROSION & SEDIMENT CONTROL
R
Call before you dig.
below.Know what's
SITE AREA = 48,510 SF
AREA OF DISTURBANCE = 37,200 SF
= 0.85 ACRES
EXISTING IMPERVIOUS = 6,258 SF *
NEW & RECONSTRUCTED IMPERVIOUS
LOT 2 DRIVEWAY *= 1,170 SF
LOT 2 HOUSE / PATIO = 2,000 SF
LOT 3 DRIVEWAY *= 1,210 SF
LOT 3 HOUSE / PATIO = 2,000 SF
LOT 4 DRIVEWAY *= 1,210 SF
LOT 4 HOUSE / PATIO = 2,000 SF
TOTAL = 9,590 SF
* INCLUDES INSIDE RIGHT-OF-WAY
GRADING INFORMATION
DENOTES PROPOSED CONTOURS
DENOTES PROPOSED SPOT ELEVATION909.65
HOUSE GARAGE
60
EX
I
S
T
I
N
G
DR
I
V
E
W
A
Y
909.3
912.2
EXISTING
909.
1
909
.
2
909.1
909.0
MBOX5
CS
907.6
911.1
3212
908.9
SPRUCE 6
3217
908.8
OAK 6
3218
908.9
OAK 6
3219
909.2
ASH 10
CS910.2
910.1
SIGN
3231
909.5
PINE 6
3232
909.4
COTTONWOOD 16
3233
909.4
OAK 8
CS
909.4
CS909.0
CS
909.3
3500
909.9
MAPLE30
3511
907.8
PINE16
3520
907.2
SPRUCE12
3523
907.5
SPRUCE16
3524
909.1
CRAB9
3571
908.9
MAPLE18
3572
908.1
MAPLE18
3578
910.7
MAPLE34
3610
910.2
CRAB10
CO 909.54
SANSVC
909.46
MHSAN
HOUSE
EXISTING
GARAGE
GARAGEHOUSE
EXISTING
4,950 S.F.
HOUSE
EXISTING
GARAGE
908.90
MHSAN
SHED
EXISTING
HOUSE
EXISTING
GARAGE
SMALL BLDG
ON CONCRETE
EX
I
S
T
I
N
G
DR
I
V
E
W
A
Y
EX
I
S
T
I
N
G
DR
I
V
E
W
A
Y
EX
I
S
T
I
N
G
DR
I
V
E
W
A
Y
EX
I
S
T
I
N
G
DR
I
V
E
W
A
Y
0.6
0.5
3.5
WEST FACE OF
RETAINING WALL ON
OR NEAR LOT LINE
6.0
9.1
3.2
FENCE
8.3
7.3 TO FACE OF BRICK LEDGE
909.2
909.3 EDGE OF
LANDSCAPING
910.7
910.8
REMNANTS OF OLD GRAVEL AREA.
NOW OVERGROWN WITH GRASS.
EXISTING BOULEVARD
TREE TO REMAIN
NEW BOULEVARD TREE
(SEE SPECIES LIST FOR
SUITABLE TREES)
NEW BOULEVARD TREE
(SEE SPECIES LIST FOR
SUITABLE TREES)
EXISTING BOULEVARD
TREE TO REMAIN
GENERAL NOTES
1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATION
OF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.
THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TO
TYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESE
UTILITIES.
2.CALL GOPHER STATE ONE CALL AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS
FOR EXISTING UTILITIES LOCATIONS.
3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF
EXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THE
START OF INSTALLATIONS.
4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARD
SPECIFICATIONS AND DETAIL PLATES.
5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.
6.PARKING, EQUIPMENT STORAGE OR MATERIAL STORAGE SHALL NOT BE ALLOWED ON
PUBLIC STREETS OR WITHIN PUBLIC RIGHT-OF-WAY.
7.NOTIFY CITY A MINIMUM OF 48 HOURS PRIOR TO THE COMMENCEMENT OF
CONSTRUCTION.
8.ALL ELECTRIC, TELEPHONE, AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL
BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL
UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITY
COMPANY.
9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING
TRAFFIC CONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS,
FLAGMEN AND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.
DENOTES FENCE
DENOTES EXISTING SANITARY SEWER
DENOTES EXISTING WATER MAIN
DENOTES UNDERGROUND ELECTRIC LINE
DENOTES UNDERGROUND GAS LINE
XX
GAS
E
DENOTES UNDERGROUND CABLE LINECBL
DENOTES BUILDING SETBACK LINE
DENOTES HYDRANT
DENOTES GAS METER
DENOTES SIGN
DENOTES CONCRETE SURFACE
DENOTES BITUMINOUS SURFACE
DENOTES TELEPHONE PEDESTAL
DENOTES CABLE PEDESTAL
DENOTES EXISTING SPOT ELEVATION
DENOTES WELL
DENOTES MAILBOX
DENOTES FIBER OPTIC BOX
DENOTES ELECTRICAL BOX
DENOTES EXISTING CONTOURS
DENOTES SOIL BORING. (BY OTHERS)
DENOTES AIR CONDITIONING UNIT
DENOTES CLEAN OUT
DENOTES CURB STOP
DENOTES SANITARY SEWER MANHOLE
X 952.36
C
E
CO
CS
S
T
W
LEGEND
DENOTES RETAINING WALL
DENOTES PAVER SURFACE
S:\PLOWE\CAD\24PROJ\2164 559 LOIS LANE (LINO LAKES)\2164 CAD\2164 BASE 0.DWG
Friday, September 6, 2024 10:30:16 AM
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24-2164
(22" x 34")
NO
R
T
H
1 INCH = 20 FEET
HORIZONTAL
20 0 10 20 40
R
Call before you dig.
below.Know what's
BOULEVARD TREE STANDARDS.
a.BOULEVARD TREES SHALL BE REQUIRED IN ALL NEW RESIDENTIAL SUBDIVISIONS.
b.BOULEVARD TREES ARE REQUIRED AT THE RATE OF ONE TREE PER LOT FRONTAGE
FOR SINGLE FAMILY AND TWO-FAMILY LOTS. TOWNHOME AND MULTI-FAMILY
PROPERTIES SHALL PROVIDE BOULEVARD TREES AT A RATE OF ONE TREE PER 70
LINEAR FEET OF STREET FRONTAGE WHERE PROPERTY FRONTS ANY PUBLIC
STREET.
c.BOULEVARD TREES SHALL BE PLANTED WITHIN 14 FEET OF THE CURB LINE OR AS
OTHERWISE DETERMINED BY THE CITY FORESTER.
d.EXISTING TREES MAY BE USED TO FULFILL BOULEVARD TREE STANDARDS AT THE
CITY'S DISCRETION.
e.THE CITY MAY, AT ITS DISCRETION, PURCHASE AND INSTALL THE REQUIRED
BOULEVARD TREES. IN SUCH CASE, THE CITY SHALL COLLECT A STANDARD FEE
PER TREE. SAID FEE SHALL BE ESTABLISHED BY THE CITY COUNCIL AND BASED ON
THE ESTIMATED MARKET RATE COST TO PURCHASE AND INSTALL TREES WITHIN
THE DEVELOPMENT SITE.
LANDSCAPING STANDARDS
SOD AND GROUND COVER
a.SEED MAY BE PROVIDED IN LIEU OF SOD IN ANY OF THE FOLLOWING CASES:
a.1.WHERE THE SEED IS APPLIED TO FUTURE EXPANSION AREAS AS SHOWN ON
THE APPROVED PLANS, OR
a.2.WHERE THE SEED IS APPLIED ADJACENT TO NATURAL AREAS OR WETLANDS.
SEED MIXTURE SHALL BE APPROVED BY THE CITY, OR
a.3.FOR SINGLE FAMILY AND TWO FAMILY RESIDENTIAL PROPERTIES, PROPER
EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED
UNTIL VEGETATION IS ESTABLISHED. SOD MAY BE REQUIRED IN AREAS
SUBJECT TO EROSION AS DETERMINED BY THE BUILDING OFFICIAL OR CITY
ENGINEER.
b.UNDISTURBED AREAS CONTAINING EXISTING VIABLE NATURAL VEGETATION WHICH
CAN BE MAINTAINED FREE OF FOREIGN AND NOXIOUS PLANT MATERIALS.
c.AREAS DESIGNATED AS OPEN SPACE OR FUTURE EXPANSION AREAS PROPERLY
PLANTED AND MAINTAINED WITH NATIVE GRASSES OR WILD FLOWERS INDIGENOUS
TO MINNESOTA. SEED MIXTURE SHALL BE APPROVED BY THE CITY.
d.USE OF MULCH MATERIALS SUCH AS BARK, WOOD CHIPS, AND DECORATIVE ROCK
IN SUPPORT OF SHRUBS AND FOUNDATION PLANTINGS.
e.NATIVE LANDSCAPES IN COMPLIANCE WITH M.S. § 412.925.
Large Deciduous Trees:
Common Name: Scientific Name:
Oak Quercus (all climatic Zone 4b or less
varieties except Eastern p.worth)
Maple Acer (all climatic Zone 4b or less
varieties)
Hackberry (Thornless)Celtis occidentalis
Birch Betula (all climatic Zone 3 varieties)
Honeylocust (Thornless) Gleditsia tricanthos
Linden/Basswood (American and Little Leaf) Tilia (americana)
Ginkgo (male tree only) Ginkgo biloba
Kentucky Coffee Tree Gymnocladus dioicus
Delaware American Elm Ulmus americana “Delaware”
Robusta Poplar Populus X robusta
Niobe Weeping Willow Salix X blanda
Hickory (Butternut) Carya cordiformis
Ginkgo Ginkgo biloba
Elm (Disease resistant) Ulmus (Disease resistant varieties)
Medium Deciduous Trees:
Amur Cork Phellodendron amurense
Ohio Buckeye Aesculus glabra
Small Deciduous Trees:
Amur Chokecherry Prunus maackii
Crabapple Malus spp.
Hawthorn Crataegus
Ironwood Ostrya virginiana
American Hornbeam Carpinus caroliniana
Evergreen Trees:
Fir Abies (all climatic Zone 3 varieties / Pseudotsuga)
Spruce Picea (all climatic Zone 4b or less varieties)
Pine Pinus (all climatic Zone 4b or less varieties)
Canadian Hemlock Tsuga canadensis
European Larch Larix decidua
Cedar Cedrus (all climatic Zone 4b or less varieties)
Eastern Larch Larix laricina
1
ENVIRONMENTAL BOARD
ITEM 6B
STAFF ORIGINATOR: Michael Grochala, Community Development Director
DATE: September 25, 2024
REQUEST: Wilkinson Waters PUD Concept Plan Review
CASE NUMBER: PC2024-002
CR2024-002
APPLICANT: Wilkinson Waters LLC
5959 Centerville Road, Suite 200
North Oaks, MN 55127
OWNER: North Oaks Farms Inc.
5959 Centerville Road, Suite 200
North Oaks, MN 55127
BACKGROUND
The applicant, Wilkinson Waters LLC, is proposing a master planned development
located on North Oaks Company Inc. property located south of County Road J/Ash
Street/CSAH 32, west of Centerville Road/CSAH 21 and north of Wilkinson Lake
Boulevard. The development contains 4 parcels totaling approximately 76 gross acres
and consists of mix of residential housing types and commercial development. The
proposed development is called Wilkinson Waters.
Future land use applications may include:
• Environmental Assessment Worksheet (EAW)
• Rezoning property from R, Rural to PUD, Planned Unit Development
• PUD Preliminary Plan/Preliminary Plat
• PUD Final Plan/Final Plat.
This staff report is based on a review of the following documents:
• Applicant Narrative prepared by ISG dated August 12, 2024
• Wilkinson Waters Development PUD Concept Plan prepared by ISG dated August
12, 2024
2
ANALYSIS
Current Zoning and Land Use
Current Zoning R, Rural
Current Land Use Agricultural
Future Land Use per
2040 Comp Plan
Medium Density, High Density, and
Signature Gateway
Utility Staging Area Stage 1A (2018-2025)
Stage 1B (2025-2030)
History
North Oaks Company PUD Concept Plan Review
In September 2015, North Oaks Company LLC submitted a PUD Concept Plan for
Advisory Board and Council review. The concept plan included two (2) parcels totaling
46 gross acres. It consisted of a residential mix of single-family homes, twin homes, and
senior housing rentals totaling 136-161 housing units. The proposed development did
not meet minimum density requirements of the Comprehensive Plan and lacked the
supporting transportation infrastructure. The project did not move forward.
Current Proposal
The attached applicant’s narrative provides a detailed description of the project. Per the
narrative, “The proposed land uses include 33,000 square feet, approximately, of
commercial retail space, two (2) – three story 100-unit market rate multi-family building
(including clubhouse, large communal green space, and additional amenities), 34 for
rent townhome units, 22 for sale townhome units, and one (1) – 100-unit senior living
facility.”
Residential
The applicant is proposing the following mix and number of housing types:
Housing Type # Units
4-plex Townhomes =
(5 buildings) 20
6-plex Townhomes =
(6 buildings) 36
Market Rate Multi-Family =
(2 buildings x 100 units) 200
3
Senior Living Multi-Family = 100
356
The residential development transitions from townhomes near Wilkinson Lake and
CSAH 32 (Ash Street) to the apartments adjacent to CSAH 21 (Centerville Road). The
senior living building is also near Wilkinson Lake. Trails, sidewalks and stormwater
ponds are included throughout the development.
Commercial
The applicant is proposing approximately 4.1 acres of commercial development in the
southeast quadrant of the site adjacent to CSAH 21 (Centerville Road) and Wilkinson
Lake Boulevard. The concept plan shows three (3) commercial building pads (9,100-
10,850sf footprint).
General Site Characteristics
The 77-acre site is predominately used for agricultural purposes or existing in a natural
state with Wilkinson Lake and associated wetlands covering the western portion of the
site. The site is immediately north of the Waverly Gardens mixed use development that
consists of senior multi-family and townhome residential uses and commercial office
and restaurant uses
Land Cover
Pre-settlement land cover (Marschner) was wet prairie.
The Minnesota Land Cover Classification System (MLCCS) identifies the eastern parcel as
“Non-Planted” which means a non-planted agricultural field. This area currently has a
row crop planted. Moving easterly the land transitions to medium tall grassland, and
saturated altered/non-native dominated graminoid vegetation. Graminoid means any
plant resembling grasses such as grass, sedge or rush. The western most parcel is
identified Cattail marsh-semi permanently flooded.
Soils
The eastern parcel is a shown as Blomford loamy fine sand in the B/D Hydrologic
Classification. This is a silty (slow infiltration)/High water table type of soil.
The middle parcel has Soderville and Zimmerman fine sands which are type A that are
well drained. Soil on the far western property is identified as Rifle Mucky Peat where
the wetlands are positioned. This is a poorly drained soil.
4
The sandy, well drained areas offer the potential for stormwater infiltration, provided
groundwater separation requirements can be met.
Rare, Unique, or Significant Resources
Rare plants and animals have been observed in or near the project area in the past. A
rare plant and animal survey must be completed.
These surveys may lead to additional requirements to avoid/minimize impact and
facilitate protection for any rare, endangered, threatened, or special concern species.
Stormwater Management
Wilkinson Lake is identified as an impaired water by the MPCA for excess nutrients. The
project provides the opportunity to eliminate agricultural runoff from the site and
create stormwater management systems that improve water quality entering the lake.
The city is already working with VLAWMO and the North Oaks Companies to prepare a
feasibility regarding possible stormwater bmp’s on adjacent property, stormwater reuse
potential and the use of smart irrigation controllers.
The concept plan includes four stormwater ponds. A stormwater management plan
must be submitted at the Preliminary Plat phase. Larger ponds are proposed running
parallel to the wetland area along the west side of the “built” area. This will allow for
treatment prior to discharge into the adjacent wetland complex.
Existing drainage flows from east to west. There is significant elevation change from the
east side of the site to the west. Opportunities exist to incorporate a stormwater
treatment train that filters and treats stormwater runoff as it flows through the site.
Any opportunities to incorporate natural treatment systems into the site should be
encouraged. Options for infiltration should be evaluated and used where practicable.
Use of stormwater for irrigation purposes for the site should be evaluated and if feasible
required as part of site development.
Flood Plain
The area around Wilkinson Lake falls within a Zone A floodplain. This is an area where
the 100-year flood elevation has been determined by approximate means. No buildings
are proposed to be in the floodplain area.
Grading and construction of storm water management best management practices
(BMP’s) are permissible with the flood plain. Any filling of flood plain will require
mitigation and FEMA approval.
5
Shoreland District
The subject property is located within the Shoreland Management Overlay District of
both Wilkinson Lake and Amelia Lake. Shoreland Districts extend 1,000’ from the
Ordinance High Water Level of the water body. Both lakes are classified as Natural
Environment lakes. Natural Environment Lakes are generally small, often shallow lakes
with limited capacities for assimilating the impacts of development and recreational
use.
City Code Section 1102.13 details additional Shoreland Planned Unit Development (PUD)
requirements. PUD development allows the City and developer to work in partnership
to achieve creative conservation design elements that preserve open space, and unique
natural features and resources.
For purposes the Environmental Boards review priority considerations should be given
to:
1) amount of open space (50% minimum). The concept plan proposes 77%,
including both wetland and upland.
2) Building heights (36’ maximum). Maximum building height is proposed to be up
to 40 feet in height, for the 3 story buildings along Ash Street. The maximum
building height is proposed at 48 feet in height, at the mid rake for the 4-story
building (senior building) located on the west of the site.
3) Increased building setbacks from the Lake (150’ minimum). The concept shows
approximately 440’ from Wilkinson and over 500’ from Amelia. For comparison
City Hall is approximately 400’ from the OHWL of Marshan Lake.
4) Amount of impervious surface (35% maximum).
Wetlands
The Vadnais Lakes Area Water Management Organization (VLAWMO) administers the
Wetland Conservation Act (WCA) for this area. Any wetland impacts will need to be
approved by VLAWMO. Wetlands preserved on site will need to meet VLAWMO and
City buffer requirements.
There are three wetlands identified on site. Wetland 1 (33.51 acres) borders Wilkinson
Lake and is a within a Wetland Management Class of Manage 1. The Manage 1
classification includes higher quality wetlands that meet certain characteristics
regarding diversity and wildlife habitat. The primary management goal would be to
6
maintain the wetland without degrading existing functions, values and wildlife habitat.
Manage 1 wetlands require a base 40’ buffer width.
Opportunity exists on the site to establish and restore an upland buffer in excess of 40’
wide along the western edge of the “built” area. Stormwater ponds are allowed within
buffer areas.
Wetland 7 is identified as incidental (created by prior infrastructure improvement) and
will be filled. Wetland 10, approximately 5,600 in size is proposed to be filled.
Greenway System, Parks and Trails
The 2040 Comprehensive Plan does show areas of value for natural resource
conservation related to wetlands on the site. The greenway system consists of a Natural
Resource Conservation area running along the wetland and lake complex.
Trails should be included along Centerville Road and Ash Street and be incorporated into
the development along the wetland through the greenway corridor. This should be
designed as a multifunction greenway corridor addressing water quality, passive
recreation and wildlife habitat. Connectivity should be provided to the north, east,
south, and west of the project site.
Tree Preservation
A Tree Preservation and Mitigation Plan will be required if existing trees are proposed to
be removed. The area has been farmed and no desirable trees exist within the basic use
area. A few desirable trees may exist along the wetlands, but these will be protected by
a conservation easement and not impacted by construction.
Landscaping
Boulevard trees are required at the rate of one (1) tree per lot frontage for single family
and two-family lots. Townhomes and multi-family properties require one tree per 70
feet of linear feet of road frontage. Open areas shall be landscaped. Landscape
screening and buffers shall be installed along CSAH 32/Ash Street and CSAH
21/Centerville Road.
Noise mitigation techniques and berms along CSAH 32/Ash Street and CSAH
21/Centerville Road may be required at the time of development. The landscape plans
shall comply with Section 1007.043 (17), Required Screening, Landscaping and Buffer
Yards of the zoning ordinance.
7
Environmental Review Considerations
An Environmental Assessment Worksheet (EAW) will be required. The mixed-use
threshold computation of commercial and attached residential units is 0.94. While less
than one (1), staff recommends preparation of a discretionary EAW as allowed by Mn
Admin Rule 4410.1000 Subp. 3 due to the development’s proximity to the lakes and
wetlands.
Drinking Water Protection
The site is not within the Drinking Water Supply Management Area (DWSMA).
The Minnesota Well Index indicate the location of a well on the property. The well was
drilled in 1985 and likely associated with the homestead (1566 Ash Street) that was
previously located on the northern middle of the site. The home was demolished in
2001. Proof should be provided of the well sealing and septic system removal if a septic
system existed.
RECOMMENDATIONS
Staff has the following recommendations for consideration by the board:
1. A new rare plant and animal survey must be completed for the project area.
Finds should be used to minimize disturbance and influence the overall project
design. Opportunities to provide new or improved habitat should be
incorporated into the project.
2. The project should include expanded buffers adjacent to Wetland 1. A
restoration and management plan should be developed for upland buffer areas
consistent with pre-settlement vegetation.
3. Building setbacks to Wilkinson Lake as proposed should be maintained.
4. Building height should be limited to a maximum of 40’.
5. The sandy, well drained areas offer the potential for stormwater infiltration.
Infiltrations BMPs should be incorporated provided groundwater separation
requirements can be met.
6. A stormwater treatment train that filters and treats stormwater runoff as it flows
through the site should be developed. Any opportunities to incorporate natural
treatment systems into the project should be encouraged.
8
7. Use of stormwater for irrigation purposes for the site should be evaluated and if
feasible required as part of site development.
8. Screening/buffer should be incorporated along Ash Street and Centerville Road
to provide noise mitigation
9. Trails should be incorporated along Ash Street and Centerville Road and be
incorporated into the greenway following the wetland edge.
10. Other items opportunities for site enhancement identified by the board.
ATTACHMENTS
1. General Location Map
2. Project Narrative
3. Wilkinson Waters PUD Concept Plan
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September 20, 2024
Map Powered By Datafi
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Wilkinson Waters General Location Map
Parcels
AUGUST 12, 2024
Michael Grochala
Community Development Director
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, MN 55014
mgrochala@linolakes.us
7900 International Drive + Suite 550 + Bloomington, MN 55425
952.426.0699 + ISGInc.com
Architecture + Engineering + Environmental + Planning
RE: WILKINSON WATERS DEVELOPMENT – PUD CONCEPT PLAN SUBMISSION
Mr. Grochala,
ISG is submitting this PUD Concept Plan Development package on behalf of Wilkinson Waters, LLC the developer for
approximately 75.89 acres of land within the City of Lino Lakes, Anoka County. The property is generally located at the
southwest corner of Centerville Road (County Road 21) and Ash Street (County Road 32), situated in the southeast portion of
the City. This project will provide multiple land uses but will be considered as a comprehensive development plan, rather than
isolated parcels of development. The proposed land uses include 33,000 square feet, approximately, of commercial retail
space, two (2) – three story 100 unit market rate multi-family building (including clubhouse, large communal green space, and
additional amenities), 34 for rent townhome units, 22 for sale townhome units, and one (1) – 100 unit senior living facility. In
addition to these land uses there will be a regional stormwater management system that will be integrated into the natural
landscape North of Wilkinson Lake.
ZONING AND 2040 PLANNED LAND USE
The current property is zoned as Rural according to the City of Lino Lakes Zoning Map. Figure 1 below depicts an aerial with the
approximate development property outlined in red. This existing zoning district is guided by the City of Lino Lakes 2024
Comprehensive Plan for a mix of Signature Gateway, High Density Residential, and Medium Density Residential. A snip of the
future land use map is below in Figure 2. Additionally, Figure 3 below is a snippet of the Land Use Designation table from the
Comprehensive Plan to describe the three uses identified for the proposed parcels.
Figure 1: Aerial of Proposed Property
Figure 2: Future Land Use Plan (Excerpt) Figure 3: Future Land Use Description
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In addition to the Future Land Use Plan the proposed development also lies within the Shoreland Overlay Zone of both Wilkinson
Lake and Amelia Lake. The shoreland overlay boundary can be seen on the associated submittal plan documents and is
governed by a 1,000 foot radius from the ordinary high water level of the associated lakes. The high water level for Wilkinson
Lake and Amelia Lake are 895.2 and 908.1, respectively. Within this overlay district a few additional land use restrictions are
triggered, City requests all structures shall not exceed 36 feet in heigh vs 40 feet allowed in the R4 zoning district.
CULTURAL RESOURCES
These four parcels historically have been utilized for agricultural purposes for cultivated row crops or left in their natural state as
open water, wetlands, and wooded area. There are no buildings or structurers currently on the property and no known important
archeological features. The natural resources of Wilkinson Lake and surrounding wetlands occupies approximately 34 acres of
the subject property, thus the proposed development is intended to maintain and preserve these natural resources. There are
two uplands wetlands that will be impacted and mitigated appropriately as a part of the proposed project.
TRANSPORTATION SYSTEMS
The transportation network surrounding the proposed development is well established and is also undergoing substantial
improvements. These roadway improvements are being completed by both Anoka County and Ramsey County and are currently
in the preliminary design phase. The easterly frontage of the property is Centerville Road which is currently a rural section two
lane road with roadside ditches and no pedestrian paths. The proposed Anoka County Project will improve the road to an urban
curb and gutter cross section maintaining two travel lanes, one in each direction, and providing a 10’ pedestrian trail on the
westerly side of the right-of-way. The northern frontage is Ash Street which is currently a two-lane rural section roadway with
roadside ditches and no pedestrian access, Ash Street will remain in its current condition after development.
In addition to the pedestrian and road section improvements along Centerville Road (County Road 21), the intersections of
Centerville Road with both Wilkinson Lake Blvd/County Road J and Ash Street (County Road 32) are being improved. Currently,
both intersections are controlled with stop signs, Wilkinson Lake Blvd with a 4-way stop and Ash Street with a 1-way stop (this is
an existing T-Intersection). The new intersection control, at both intersections, will be a roundabout design and executed by both
Anoka County and Ramsey County. Additionally, this new traffic control pattern will help moving traffic from the City of Lino Lake
to I-35E directly to the east. The new roundabout at the Wilkinson Lake Blvd and Centerville Road intersection will also assist in
providing the proposed development to serve as the Signature Gateway destination as planned in the 2040 Comprehensive
Plan.
Both Centerville Road and Ash Street are both functionally classified as Minor Arterials. The existing average annual daily traffic
on Ash Street and Centerville Road is 5,100 vehicles per day and 10,700 vehicles per day, respectively (MnDOT Traffic Mapping
Application, 2022). Future roadway projects will be analyzed in greater detail during the EAW phase of this project and any
perimeter roadway improvements required, if any, will be coordinated and permitted with associated jurisdictions.
Internally, to the proposed development a new public ROW will be constructed making a loop connection to the Centerville Road
to the East and Ash Street to the north. This proposed ROW will be 60’ wide and will be dedicated to the City of Lino Lakes. All
other roads internal to the development will be private drives and maintained by the development.
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PROPOSED ZONING & YIELD PLAN
This project is being submitted as Planned Unit Development (PUD) to the City of Lino Lakes, a change from the existing zoning
classification of Rural. The development team has had multiple meetings with the City Staff to confirm interpretation of the
Cities Zoning Ordinances, 2040 Comprehensive Plan, and submittal requirements. It has been determined that this project be
submitted as PUD with a base zoning of R-4 – High Density Residential and GB – General Business, for the residential and
commercial developments, respectively. These parcel zones will lie predominately within the Shoreland Overlay of both
Wilkinson Lake and Amelia Lake and are also identified to be in the Signature Gateway District, High Density and Medium
Density residential districts as indicated on the 2040 comprehensive plan. As such there are a few flexibilities that are being
requested to be included as part of the PUD process:
1. Maximum building height to be up to 40 feet in height, at the mid rake for the average of the grade surrounding a 3-
story apartment building, or a maximum building height to be up to 48 feet in height, at the mid rake for the average of
the grade surrounding a 4-story building.
2. The development’s densities be calculated as a collective rather than on an individual parcel basis. This will allow the
greatest opportunity to achieve the desired densities reflected in the 2040 Comprehensive Plan, while still preserving
existing open space.
3. Minimum square footage, of 550 square feet for units to allow studio apartments. A maximum of 15% of all multi-family
units can be Studio apartments. For Apartments with bedrooms would have a minimum of 700 square feet with
additional 100 square feet per bedroom, as stated in the Code (1007.114 R-4(5)
In regards to the overall development the below table outlines the described allowable density and the proposed density of the
development:
Medium Density Medium Density High Density Signature Gateway Parcel A
Southwest Northwest West East Total
Gross Area (acres) 15.20 15.14 19.96 25.59 75.89
Wetlands & Water Bodies 15.20 10.90 7.92 0.00 34.02
Public Parks & Open Space 0.00 0.00 0.00 0.00 0.00
Arterial ROW 0.00 0.00 0.93 3.74 4.67
Other (Undevelopable) 0.00 0.49 1.22 1.30 3.00
Net Area (acres) 0.00 3.76 9.89 20.56 34.21
Guided Per
2040 Comprehensive Plan
Required Net Density 4.0 to 6.0 upa 4.0 to 6.0 upa 6.0 to 8.0 upa 8.0-10.0 upa;
max. 15
Required # Housing Units
Low 0 15 59 164 239
High 0 23 79 206 307
High + 5 Additional Units
Signature Gateway 0 23 79 308 410
DUA based on Units
DUA-Low 4.00 6.00 8.00 6.98
DUA-High 6.00 8.00 10.00 8.98
DUA-High + 5 Additional Units
Signature Gateway 6.00 8.00 15.00 11.99
Proposed # Housing Units 354
Proposed Gross Density
(units/acre)4.66
Proposed Net Density
(units/acre)10.35
Medium Density
Residential
High Density
Residential
Signature
Gateway TotalMedium Density
Residential
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As shown by the above table, the project is above the maximum unit density by right, however, it is requested that the density of
the Signature Gateway be extended to a maximum of 12 units/acre when the entire development is observed as a collection of
all parcels. This request is within the maximum 15 units/acre allowed per the Signature Gateway definition, with City approval,
within the 2040 Comprehensive Plan.
PHASING AND LAND DEDICATION
The proposed development will be executed in multiple phases. The initial phase will be the mutli-family residential buildings
with an associated clubhouse, followed by the for-rent townhome units. With this initial phasing work, it is the intent of the
development to construct the public improvements within the public right-of-way including paving, utilities, and storm water
infrastructure necessary to serve the site. The right-of-way will be dedicated back to the City of Lino Lakes along with any public
easements needed for utility extensions. Additionally, the regional stormwater management basins will be constructed which
will also be utilized as re-use irrigation system for the common spaces throughout the PUD development. All the natural
resources that exist Wilkinson Lake and the wetlands will be dedicated to the City as Public Lands, as a new amenity to the City.
The newly constructed stormwater management ponds will also be dedicated to the City of Lino Lakes for Ownership and
Maintenance, as a regional solution to stormwater for the development adjacent to Wilkinson Lake, in lieu of multiple smaller
stormwater basins that incur additional maintenance cost to the City. All equipment, piping, etc required for the re-use irrigation
system will be privately owned and maintained by the developer.
The next phases of development will consist of the remaining town home units and retail/commercial development at the
southeast corner of the site. Following that would be the construction of the senior living residential building. The final timing
and phasing pattern will be coordinated with the City and will be dependent upon the market demand, but the general pattern
will follow residential units first followed by the commercial use at the end.
We appreciate the opportunity to bring this submittal package before the City of Lino Lakes Staff and the City of Lino Lakes
Council. We look forward to work with the City to bring a development to the community that will make an impact and statement
as the southeast entrance into the community.
Sincerely,
Jerremy Foss, PE
Civil Engineering Practice Group Leader
Jerremy.Foss@ISGInc.com
N
S
W E
LINO LAKES, MN ISG PROJECT # 24-30671PUD CONCEPT PLAN SUBMITTAL
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 G1-TITLE.DWG SAVED BY: SCOTT.KLINKEL
TITLE SHEET N0
SCALE IN FEET
####
PROJECT INDEX:
PROJECT LOCATION:
APPROX. 75.89 ACRES GENERALLY
LOCATED AT THE NORTHWEST CORNER
OF CENTERVILLE ROAD AND WILKINSON
LAKE BLVD.
S34 T31N R22W
LINO LAKES, MN
ENGINEER:
PROJECT MANAGER: JERREMY FOSS, PEEMAIL: JERREMY.FOSS@ISGINC.COM
7900 INTERNATIONAL DRIVE
SUITE 550
MINNEAPOLIS, MN 55425
PHONE: 952.426.0699
BLOOMINGTON OFFICE
ARCHITECT:
PROJECT MANAGER: TERESA THORESON MCCORMACK, AIAEMAIL: TMCCORMACK@CRWARCHITECTURE.COM
CRW ARCHITECTURE & DESIGN GROUP211 11TH AVENUE NWROCHESTER, MN 55901
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
1
WILKINSON WATERS DEVELOPMENT
LOCATION MAP
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
PROJECT LOCATION
OWNER:
CONTACT: LAUREN GROUWS, PE - VICE PRESIDENT DEVELOPMENTEMAIL: LAUREN@NORTHOAKS.COM
WILKINSON WATERS, LLC5959 CENTERVILLE ROADSUITE 200NORTH OAKS, MN 55127PH: 651-484-3361
SHEET INDEX
Sheet Number Sheet Title1 TITLE SHEET2OVERALL SITE PLAN3PRELIMINARY SITE PLAN4ARCHITECTUAL ELEVATIONS5LANDSCAPE CONCEPTS6CONCEPTUAL IMAGERY7EXISTING BOUNDARY SURVEY8EXISTING TOPOGRAPHY AND SITE9TREE PRESERVATION PLAN10PRELIMINARY AERIAL SITE PLAN11PRELIMINARY UTILITY PLAN
12 SITE PHOTOGRAPHS13YIELD PLAN
14 LAND USE PLAN
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100 UNIT
A
P
A
R
T
M
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N
T
15
2
9
11
26
16
1
7
2
1
1.47 mph
Fastest Line Entry Speed too large
South Leg (South)
West Leg (West)
North Leg (North)
Ash / Centerville Roundabout
STORMWATERMANAGEMENT PONDAPPROX = 2.3 ACRES
S
T
O
R
M
W
A
T
E
R
M
A
N
A
G
E
M
E
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T
P
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P
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.
9
A
C
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S
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G
U
U FO
FO
UFO
FO
U
UFO
MB
V
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L
V
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L
O
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L
O
H
L
O
H
L
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H
L
O
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L
O
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L
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G
G
G
F
B
O
F
B
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I=907.79I=908.98
U
EX GGV
OHL
O
H
L
O
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L
O
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L
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L
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L
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L
O
H
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G
G
I=901.82
I=901.80 U
U
GI=914.67U
U
U GU
G
U
I=898.35I=898.48I=895.23
I=895.22
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OHL
OHL
OHL
OHL
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OHL OHL OHL OHL
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OHL
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OHL
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OHL
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OHL
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WILKINSON LAKE BLVD
C
E
N
T
E
R
V
I
L
L
E
R
D
ASH STREET
W
W
W
W
W
W W W
W
W
W
W
W
W
WE
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WET
WE
T
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WET
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WET
WET
WE
T
WE
T
W
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T
WET
W
E
T
W
E
T
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WET
W
E
T
W
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T
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I
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C
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T
.
P
A
U
L
W
A
T
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R
L
I
N
E
R
O
W
70
'
O
V
E
R
H
E
A
D
E
L
E
C
T
R
I
C
UT
I
L
I
T
Y
E
A
S
E
M
E
N
T
50
'
W
H
I
T
E
B
E
A
R
T
O
W
N
S
H
I
P
W
A
T
E
R
A
N
D
S
E
W
E
R
E
A
S
E
M
E
N
T
30' WHITE BE
A
R
T
O
W
N
S
H
I
P
WATER AND S
E
W
E
R
E
A
S
M
E
N
T
25' WAT
E
R
A
N
D
S
E
W
E
R
EASEM
E
N
T
WILKINSON LAKE ORDINARY HIGH WATER LINE
)EKAL NOSNIKLIW( YALREVO DNALEROHS '001
10
0
0
'
S
H
O
R
E
L
A
N
D
O
V
E
R
L
A
Y
(A
M
E
L
I
A
L
A
K
E
)
WETLAND 1
WETLAND 1
WETLAND 1
WETLAND 1
WETLAND 7
WETLAND 10
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C3-OVERALL SITE.DWG SAVED BY: SCOTT.KLINKEL
OVERALL SITE PLAN N0
SCALE IN FEET
200 400
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
2
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
LEGEND
SIGNATURE GATEWAY
HIGH DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
EXISTING WETLAND INFORMATION
WETLAND NAME AREA MANAGEMENT CLASS BASE BUFFER WIDTH MIN BUFFER WIDTH
WETLAND 1 33.51 AC MANAGE 1 40'34'
WETLAND 7 0.38 AC INCIDENTAL 0'0'
WETLAND 10 0.13 AC IMPACTED / NO CLASS 0'0'
1
0
0
U
N
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T
A
P
A
R
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M
E
N
T
2
4
1
2
P
R
O
P
O
S
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D
S
T
R
E
E
T
12
2
9
1
0
2
0
9
19
10
5
6
-
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,
2
5
6
S
Q
.
F
T
.
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-
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,
2
5
6
S
Q
.
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T
.
6
-
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,
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5
6
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.
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T
.
3
6
-
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2
5
6
S
Q
.
F
T
.
6
-
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,
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5
6
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.
F
T
.
4
-
P
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X
7
,
8
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0
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.
F
T
.
4
-
P
L
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7
,
8
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0
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.
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T
.
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-
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,
8
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0
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.
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16
6
-
P
L
E
X
1
1
,
2
5
6
S
Q
.
F
T
.
3
6
RETAIL
9,100 SQ. FT
.
RE
T
A
I
L
9,1
0
0
SQ
.
F
T
.
R
E
T
A
I
L
1
0
,
8
5
0
S
Q
.
F
T
.
31
32
1
0
0
U
N
I
T
S
E
N
I
O
R
L
I
V
I
N
G
4
-
P
L
E
X
7
,
8
4
0
S
Q
.
F
T
.
4
-
P
L
E
X
7
,
8
4
0
S
Q
.
F
T
.
WILKINSON LAKE BLVD
100 UNI
T
A
P
A
R
T
M
E
N
T
15
2
9
11
26
16
1
7
2
1
1.47 mph
Fastest Line Entry Speed too large
South Leg (South)
West Leg (West)
North Leg (North)
Ash / Centerville Roundabout
STORMWATERMANAGEMENT POND
APPROX = 2.3 ACRES
S
T
O
R
M
W
A
T
E
R
M
A
N
A
G
E
M
E
N
T
P
O
N
D
A
P
P
R
O
X
=
.
9
A
C
R
E
S
STORMWATERMANAGEMENT POND
APPROX = .3 ACRES
BENCHMARK HYDRANT
TNFH = 919.06
G
U
U FO
FO
U
FO
FO
U
UFO
MB
OHLVOHL
O
H
L
O
H
L
V
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
G
G
G
G
G
G
G
G
G
G
G
FBO
FBO
F
B
O
F
B
O
F
B
O
F
B
O
F
B
O
F
B
O
F
B
O
F
B
O
F
B
O
R=911.71
I=894.95?
EX SAN MH
I=907.79 I=908.98
EX SB-st
R=919.88
I=893.60?
EX
EX SB-aet
U
EX SB-st9
EX SB-st5
EX SB-st3
EX SB-
EX SB-
EX GGV G
G
U
T
V
U
T
V
U
T
V
F
B
O
FBO
G
U
T
V
OHL OHL OHL OHL
G
GG
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
O
H
L
EX SB-st-13
I=901.82
I=901.80
U
U
G
I=914.67U
U
U GU
G
U
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL OHL OHL OHL OHL OHL OHL OHL OHL OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL
OHL OHL OHL OHL OHL OHL OHL OHL OHL OHL
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V
G G
WILKINSON LAKE BLVD
C
E
N
T
E
R
V
I
L
L
E
R
D
ASH STREET
W
W
W W W W
W
W
W
W
W
W
W
W
W
W
W
E
T
WE
T
WET
WILKINSON LAKE
>
>
>
>
>
>
>
>
>
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R=912.07?
I=896.35?
>
I
I I I I I I I I I I
I
I
WET
WET
WE
T
W
E
T
WET
WET
W
E
T
WET
W
E
T
WET
WE
T
WET
W
E
T
WE
T
W
E
T
WET
WET
WET
WET
W
E
T
W
E
T
WE
T
WE
T
W
E
T
W
E
T
W
E
T
W
E
T
W
E
T
W
E
T
W
E
T
W
E
T
WE
T
WE
T
I
I
I I I I I I
I
I
I
I
I
I
I I I I I I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
1
0
0
0
'
S
H
O
R
E
L
A
N
D
O
V
E
R
L
A
Y
1000'
S
H
O
R
E
L
A
N
D
O
V
E
R
L
A
Y
(
W
I
L
K
I
N
S
O
N
L
A
K
E
)
(
A
M
E
L
I
A
L
A
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E
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1
0
0
0
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S
H
O
R
E
L
A
N
D
O
V
E
R
L
A
Y
WILKINSON LAKE ORDINARY HIGH WATER LINE
2
3
1
4
5
6
7
8
1000'
S
H
O
R
E
L
A
N
D
O
V
E
R
L
A
Y
LOT 3
LAND USE CLASSIFICATION R-4 : HIGH DENSITY RESIDENTIAL DISTRICT
LOT AREA:5.2 AC
LOT WIDTH:835'
MIN LOT AREA:0.5 AC
MIN LOT WIDTH:100'
LOT 1
LAND USE CLASSIFICATION R-4 : HIGH DENSITY RESIDENTIAL DISTRICT
LOT AREA:12.4 AC
LOT WIDTH:1051'
MIN LOT AREA:0.5 AC
MIN LOT WIDTH:100'
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C3-SITE.DWG SAVED BY: SCOTT.KLINKEL
PRELIMINARY SITE PLAN N0
SCALE IN FEET
80 160
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
3
DEVOTED AREA
TOTAL SITE AREA:75.9 AC
AREA DEVOTED TO NON-RESIDENTIAL USES:56 AC
AREA DEVOTED TO RESIDENTIAL USES:19.9 AC
AREA DEVOTED TO RESIDENTIAL USE BY BUILDING OR
STRUCTURE TYPE OR USE TYPE (PROPOSED RANGE OF
INDIVIDUAL BUILDING SIZES):
TOWNHOUSE:7,480 SF - 11,256 SF
APARTMENT / SENIOR LIVING:41,014 SF - 45,895 SF
COMMERCIAL:9,100 SF - 10,850 SF
AREA DEVOTED TO COMMON OPEN SPACE:0.0 AC
AREA DEVOTED TO PUBLIC OPEN SPACE:49.7 AC
AREA DEVOTED TO STREETS:2.2 AC
AREA DEVOTED TO COMMERCIAL USES:4.1 AC
AREA DEVOTED TO INDUSTRIAL OR OFFICE USES:0.0 AC
32'
32'
2
4
'
24
'
18'
2
4
'
18'
18'
2
0
'
26'
24'
2
4
'
2
4
'
24'
24'
2
4
'
24'
24'
24'24'
2
4
'
24'
24'
PROJECT PHASES
PHASE 1A LOT 1
PHASE 1B LOT 1
PHASE 2 LOTS 4-7
PHASE 3 LOT 3
PHASE 4 LOT 2
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
60'
R.O.W.
60'
R.O
.
W
.
LOT 2
LAND USE CLASSIFICATION GB : GENERAL BUSINESS DISTRICT
LOT AREA:4.1 AC
LOT WIDTH:682'
MIN LOT AREA:0.5 AC
MIN LOT WIDTH:100'
LOT 4
LAND USE CLASSIFICATION R-4 : HIGH DENSITY RESIDENTIAL DISTRICT
LOT AREA:0.6 AC
LOT WIDTH:151'
MIN LOT AREA:0.5 AC
MIN LOT WIDTH:100'
LOT 5
LAND USE CLASSIFICATION R-4 : HIGH DENSITY RESIDENTIAL DISTRICT
LOT AREA:0.7 AC
LOT WIDTH:208'
MIN LOT AREA:0.5 AC
MIN LOT WIDTH:100'
LOT 6
LAND USE CLASSIFICATION R-4 : HIGH DENSITY RESIDENTIAL DISTRICT
LOT AREA:0.7 AC
LOT WIDTH:208'
MIN LOT AREA:0.5 AC
MIN LOT WIDTH:100'
LOT 7
LAND USE CLASSIFICATION R-4 : HIGH DENSITY RESIDENTIAL DISTRICT
LOT AREA:0.9 AC
LOT WIDTH:216'
MIN LOT AREA:0.5 AC
MIN LOT WIDTH:100'
LOT 8
LAND USE CLASSIFICATION OPEN SPACE
LOT AREA:49.7 AC
LOT WIDTH:N / A
MIN LOT AREA:N / A
MIN LOT WIDTH:N / A
N
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 G1-TITLE.DWG SAVED BY: JAMIE.STEINBORN
WILKINSON WATERS
LINO LAKES, MN
C4-10ARCHITECTURAL ELEVATIONSARCHITECTURAL ELEVATIONS
Typical Side Elevation Apartment
Centerville Road Elevation Apartment
Typical Front Elevation TownhousesTypical Side Elevation Apartment
Centerville Road Elevation Apartment
Typical Front Elevation Townhouses
40’
30’
40’
30’
20’
9’
DWG LOCATION: C:\USERS\TJ.WELLS\DESKTOP\30671-WILKINSEN WATERS-SHEET TEMPLATE.DWG SAVED BY: TJ.WELLS
N####
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN
4ARCHITECTURAL ELEVATIONS
Landscape Theme at Enrances and Public Space
Landscape Theme at Large Open Spaces
Landscape Theme at Internal Walking Path
Centerville Road
DWG LOCATION: C:\USERS\TJ.WELLS\DESKTOP\30671-WILKINSEN WATERS-SHEET TEMPLATE.DWG SAVED BY: TJ.WELLS
N####
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN
5LANDSCAPE CONCEPTS
COMMON GREENSPACE
CLUBHOUSE AND POOL
CENTERVILLE ROAD VIEW
DWG LOCATION: C:\USERS\TJ.WELLS\DESKTOP\30671-WILKINSEN WATERS-SHEET TEMPLATE.DWG SAVED BY: TJ.WELLS
N####
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN
6CONCEPT IMAGES
R=932.10
EX MH
BENCHMARK HYDRANT
TNFH = 919.06
G
U
U FO
FO
UFO
FO
U
UFO
MB
WILKINSON LAKE BLVD
C
E
N
T
E
R
V
I
L
L
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R
O
A
D
C
.
S
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A
.
H
.
N
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.
2
1
C S A H NO. 32
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G
G
G
G
G
G
G
G
FBO
F
B
O
F
B
O
F
B
O
F
B
O
F
B
O
F
B
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EX GGV
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OHL OHL OHL OHL OHL OHL OHL
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W
W
W
W
W
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LS
>>>>>>>>>>
OHL
R=902.44
EX MH
MB MB MB
SW Corner
Sec. 35-31-22 S. Line - Gov't Lot 5
Sec. 35-31-22
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SE Corner
Sec. 34-31-22S. Line
Sec. 34-31-22
Easementper Doc. No. 252087
30
0
47
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870
W.
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Sec. 35-31-22
N. Line
SE 1/4 - SE 1/4
Sec. 34-31-22
Ease
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33' Roadway Easement
S 1/4 Corner
Sec. 34-31-22
210
1/2" Iron Pipe
RLS 22440
2 1/2" Brass Disc
W.
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Easement
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C S A H NO. 32
WE
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>
>
Approximate OHW Line
from others
895.2 (NGVD29)
WW
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LEGAL DESCRIPTIONS:
(per File No. 693895)
That portion of Government Lot 5, Section 35, Township 31, Range 22 West, lying west
of the Centerville Road, Anoka County, Minnesota.
(per File No. 693922)
The East Half of the Southeast Quarter of the Southeast Quarter (E1/2 SE 1/4 of SE 1/4)
of Section 34, Township 31, Range 22, East of St. Paul Water Works, Anoka County,
Minnesota.
(per File No. 693940)
The South 300 feet thereof, and except the North 170 feet of the South 470 feet of the
East 870 feet thereof, that part of the West three-quarters of the South Half of the
Southeast one-quarter (W 3/4 S 1/2 SE 1/4) Section 34, Township 31, Range 22 lying
southeasterly of the presently existing Water Department right-of-way (meaning thereby
the right-of-way easement for conduit purposes of the St. Paul Board of Water
Commissioners), Anoka County, Minnesota.
(per File No. 693946)
The South Four Hundred Seventy (470) feet of the Southwest Quarter of Southeast
Quarter of Southeast Quarter (SW 1/4 of SE 1/4 of SE 1/4) of Section Thirty-four (34),
Township Thirty-one (31) North, Range Twenty-two (22) West and also the South Four
Hundred Seventy (470) feet of the East Two Hundred Ten (210) feet of the Southwest
Quarter of Southeast Quarter (SW 1/4 of SE 1/4) of said Section Thirty-four (34); and
also, except the East Two Hundred Ten (210) feet, all that part of the South Three
Hundred (300) feet of the Southwest Quarter of Southeast Quarter (SW 1/4 of SE 1/4) of
said Section Thirty-four (34) lying Easterly of St. Paul Water Works right of way; and also
all that part of the South Twenty-five (25) feet of the Southwest Quarter of Southeast
Quarter (SW 1/4 of SE 1/4) of said Section Thirty-four (34) lying westerly of said right of
way; and also all that part of the South Twenty-five (25) feet of the Southeast Quarter of
Southwest Quarter (SE 1/4 of SW 1/4) of said Section Thirty-four (34) lying Easterly of the
County Road, Anoka County, Minnesota.
BASIS OF BEARING:
The orientation of this bearing system is based on the south line of Section 35, Township
31, Range 22 West. Said line bears North 89 degrees 18 minutes 07 seconds West.
BENCHMARK:
The benchmark is top nut fire hydrant located.
Elevation = feet
AREA TABLE:
Total Area = 75.89 acres
NOTES:
1. Field work was completed on May 29, 2024.
2. This survey does not purport to show land ownership or all easements or
encumbrances that affect the described property.
3. No responsibility is accepted for the location of utilities shown hereon. Verification
of actual locations should be requested prior to the commencement of construction
or the taking of any other action relying on actual utility locations.
Location of all utilities shown and plotted are approximate, based on a Gopher
State One Call. Location of all utilities shown and plotted are based on visible
surface identification, and/or drawings provided by utility companies contacted by
the Gopher State One Call. Utility lines in street right-of-way are not necessarily
complete. Private utility lines, were not located per the Gopher State One Call,
record drawings were used in preparing the location of these lines. Excavations
were not made during the process of this survey to locate underground utilities
and/or structures. Additional underground utilities and/or structures may be
encountered. Contact Gopher State One Call Notification Center for verification of
utility type and field location, prior to excavation.
LS
LEGEND
>
I
UE
UTL
OHL
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FBO
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MB
EM
GM
F C E U T
FO
FEMA Flood Zone
Bituminous Surface
Concrete Surface
Gravel Surface
Sanitary Sewer Line
Sanitary Line from others
Storm Sewer Line
Storm Line from others
Water Line
Water Line from others
Forcemain line from others
Wetland line from others
Underground Gas Line
Underground Electric Line
Underground Utility Line
Underground Fiber Optic Line
Overhead Utility Line
Landscaping Edge
Field Edge
Water's Edge
Treeline
Iron Monument Found
Indicates Mag Nail Found
Indicates Cast Iron Monument Found
Indicates Concrete Stone "X" Found
Electric Meter
Utility Vault
Gas Meter
Ground Light
Light Pole
Transformer
Utility Pedestal
Utility Pole/Guy Wire
Curb Stop
Hydrant
Water Valve
Benchmark
Cleanout
Drop Intake
Manhole/Catch Basin
Lift Station
Mailbox
Post
Sign
Street Sign
Coniferous Tree
Deciduous Tree
Utility Marker
Soil Boring
V
>>
WET
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\SURVEY PRODUCTION DWGS\30671 SKETCH OF SURVEY.DWG SAVED BY: SCOTT.KLINKEL
EXISTING BOUNDARY SURVEY N0
SCALE IN FEET
150 300
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
7
LINO LAKES, MN - 08/12/24
WILKINSON WATERS DEVELOPMENT
ISG PROJECT NO. 24-30671
FEMA NOTE:
SUBJECT TRACT IS LOCATED IN ZONE X (AREAS DETERMINED TO BE
OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN) AND IN ZONE A (NO BASE
FLOOD ELEVATIONS DETERMINED) ACCORDING TO FEMA FIRM PANEL
27003C0365E AND 27003C0370E.
R=932.10
EX MH
BENCHMARK HYDRANT
TNFH = 919.06
U
U FO
FO
UFO
FO
U
UFO
MB
WILKINSON LAKE BLVD
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C S A H NO. 32
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>>>>>>>>
>>
>>
>>>>>>>>>>>>>>>>
R=902.44
EX MH
MB MB MB
SW Corner
Sec. 35-31-22 S. Line - Gov't Lot 5
Sec. 35-31-22
W
.
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SE Corner
Sec. 34-31-22
S. Line
Sec. 34-31-22
Easement
per Doc. No. 252087
47
0
870
W.
L
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S
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1
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N. Line - Gov't Lot 5
Sec. 35-31-22
N. Line
SE 1/4 - SE 1/4
Sec. 34-31-22
Eas
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m
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per
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210
1/2" Iron Pipe
RLS 22440
2 1/2" Brass Disc
W.
L
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0 90
5 91
0
9
1
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8
9
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90
1
9
0
2
9
0
3
90
4
9
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6
90
7
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8
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1 912 913
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912
913
914
916
917
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1
WET
WE
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WE
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>
>
Approximate OHW Line
from others
895.2 (NGVD29)
LS
R=919.07
EX LIFT STATION
WWWW
W
W
W
W
W
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915
915
920
92
0
925
925
925
93
0
916
917
918
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1
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1
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92
2
92
2
923
9
2
3
923 923 923
924
9
2
4
924 92
6
9
2
7
92
8
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2
9
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\SURVEY PRODUCTION DWGS\30671 SKETCH OF SURVEY.DWG SAVED BY: SCOTT.KLINKEL
EXISTING TOPOGRAPHY AND SITE N0
SCALE IN FEET
80 160
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
8
SOIL TYPES
SYMBOL DESCRIPTION
HYDRIC
PREDOMINANTLY
HYDRIC SOIL
PREDOMINANTLY
NON-HYDRIC
NON-HYDRIC
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
CULTIVATED AREA
23 ''
19 ''
37 ''
23 ''
19.5 ''
50 ''
22.5 ''
34 ''
19 ''
22 ''
22.5 ''
910
9
1
5
92
0
925
91
1 912 913 914
9
1
6
917
918
919
921
922
923
924
92
6
92
7
9
2
8
92
9
9
1
5
9
2
0
925
92
5
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2
5
93
0
9
1
3
9
1
4
9
1
6
9
1
7
9
1
8
9
1
9
9
2
1
9
2
2
9
2
3
923
923
924
9
2
4
924
9
2
6
927 928
929
90
0
90
5
91
0
915
89
9
9
0
1
9
0
2
9
0
3
9
0
4
90
6
90
7
90
8
90
9
91
1
912
913
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916
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8
9
0
5
9
1
0
9
1
5
920
9
0
2
9
0
3
9
0
4
9
0
6
9
0
7
9
0
8
9
0
9
9
1
1
9
1
2
9
1
3
91
4
9
1
6
91
7
9
1
8
919
BENCHMARK HYDRANT
TNFH = 919.06
G
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30' WHITE BE
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WATER AND S
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APPROX. ORDINARY
HIGH WATER LEVEL
895.2
NORTH OAKS FARMS INC34-31-22-44-0001
NORTH OAKS FARMS INC
34-31-22-43-0006
NORTH OAKS FARMS INC
34-31-22-44-0008
NORTH OAKS FARMS INC
35-31-22-33-0002
NORTH OAKS FARMS INC
34-31-22-44-0006
MALLMAN, KELSEY M1557 ASH ST.34-31-22-41-0008
HALL, LAWRENCE M1565 ASH ST.34-31-22-41-0004
CERONSKY, CAROLYN M1573 ASH ST.
34-31-22-41-0005
WOODSTROM, JERRY A
1591 ASH ST.34-31-22-41-0001
COUNTY OF ANOKA
6101 CENTERVILLE RD35-31-22-32-0004
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COUNTY OF ANOKA
1697 ASH ST35-31-22-33-0004
DONLIN AMY T H
6100 CENTERVILLE RD
35-31-22-33-0005
GALLOP TRUSTEE, DEBRA A
6102 CENTERVILLE RD35-31-22-34-0006
PRESBYTERIAN HOMES OF NORTH OAKS INC
25' WAT
E
R
A
N
D
S
E
W
E
R
EASEM
E
N
T
TREE CONDITION
LEGEND
SYMBOL DESCRIPTION
EXCELLENT
GOOD
FAIR
POOR
DEAD
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C2-TREE.DWG SAVED BY: SCOTT.KLINKEL
TREE PRESERVATION PLAN N0
SCALE IN FEET
80 160
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
9
50 ''
TREES 18" AND LARGER
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
NOTE ALL 18" AND LARGER TREES TO REMAIN
1
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A
P
A
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M
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11
26
16
1
7
2
1
1.47 mph
Fastest Line Entry Speed too large
South Leg (South)
West Leg (West)
North Leg (North)
Ash / Centerville Roundabout
STORMWATERMANAGEMENT PONDAPPROX = 2.3 ACRES
S
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W
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W
WE
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WE
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WET
WE
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A
R
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N
S
H
I
P
WATER AND S
E
W
E
R
E
A
S
M
E
N
T
APPROX. ORDINARY
HIGH WATER LEVEL
895.2
NORTH OAKS FARMS INC
34-31-22-44-0001
NORTH OAKS FARMS INC
34-31-22-43-0006
NORTH OAKS FARMS INC
34-31-22-44-0008 NORTH OAKS FARMS INC35-31-22-33-0002
NORTH OAKS FARMS INC34-31-22-44-0006
NORTH OAKS FARMS INC
34-31-22-43-0008
NORTH OAKS FARMS INC
34-31-22-43-0010
SHEAREN, WILLIAM R
34-31-22-43-0013
BURNS, KEVIN
34-31-22-43-0012
WRUCK, GARY D
1443 ASH ST.
34-31-22-42-0003
EDDY, ROGER B
6097 ASH ST.
34-31-22-34-0003
EDDY, VICTORIA A34-31-22-43-0002
ROGALLA, SARA R
6063 ASH ST34-31-22-34-0006
HANSON, SCOTT B
34-31-22-34-0005
NORTH OAKS FARMS INC34-31-22-34-0001
BACHMAN SR, WARREN D
1465 ASH ST
34-31-22-42-0004 BACHMAN SR, WARREN D & A
1487 ASH ST.
34-31-22-42-0005
CRANDALL SANDER, LOWEL J
1509 ASH ST.34-31-22-42-0001
MALLMAN, KELSEY M
1557 ASH ST.34-31-22-41-0008
HALL, LAWRENCE M
1565 ASH ST.34-31-22-41-0004
CERONSKY, CAROLYN M
1573 ASH ST.
34-31-22-41-0005
LANZ KENT C
& JEANNINE A
1579 ASH ST.
34-31-22-41-0006 WOODSTROM, JERRY A
1591 ASH ST.
34-31-22-41-0001
COUNTY OF ANOKA
6101 CENTERVILLE RD35-31-22-32-0004B
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COUNTY OF ANOKA
1697 ASH ST
35-31-22-33-0004
DONLIN AMY T H
6100 CENTERVILLE RD
35-31-22-33-0005
GALLOP TRUSTEE, DEBRA A
6102 CENTERVILLE RD35-31-22-34-0006
PRESBYTERIAN HOMES OF NORTH OAKS INC
5919 CENTERVILLE RD
043022210019
NORTH OAKS FARMS INC
043022320002
25' WAT
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S
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RESIDENTIAL LAND USE
RESIDENTIAL
LAND USE
AGRICULTURE
LAND USE
AGRICULTURE
LAND USE
AGRICULTURE
LAND USE
AGRICULTURE
LAND USE
COMMERCIAL
LAND USE
INDUSTRIAL
LAND USE
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C3-SITE.DWG SAVED BY: SCOTT.KLINKEL
PRELIMINARY AERIAL SITE PLAN N0
SCALE IN FEET
200 400
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
10
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
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1.47 mph
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West Leg (West)
North Leg (North)
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W
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M
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APPROX. ORDINARY
HIGH WATER LEVEL
895.2
NORTH OAKS FARMS INC34-31-22-44-0001
NORTH OAKS FARMS INC
34-31-22-43-0006
NORTH OAKS FARMS INC
34-31-22-44-0008
NORTH OAKS FARMS INC35-31-22-33-0002
NORTH OAKS FARMS INC
34-31-22-44-0006
MALLMAN, KELSEY M1557 ASH ST.34-31-22-41-0008
HALL, LAWRENCE M1565 ASH ST.34-31-22-41-0004
CERONSKY, CAROLYN M1573 ASH ST.
34-31-22-41-0005
WOODSTROM, JERRY A
1591 ASH ST.34-31-22-41-0001
COUNTY OF ANOKA
6101 CENTERVILLE RD35-31-22-32-0004
B
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R
A
L
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C
1
6
1
3
A
S
H
S
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3
5
-
3
1
-
2
2
-
3
2
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0
0
8
G
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B
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&
J
A
W
O
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S
K
I
M
1
6
0
5
A
S
H
S
T
3
5
-
3
1
-
2
2
-
3
2
-
0
0
0
5
R
O
D
E
N
,
N
O
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L
L
E
K
A
T
H
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I
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1
6
0
3
A
S
H
S
T
3
5
-
3
1
-
2
2
-
3
2
-
0
0
0
6
S
A
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D
A
L
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N
A
L
A
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&
N
A
T
A
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1
6
0
1
A
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3
5
-
3
1
-
2
2
-
3
2
-
0
0
0
7
COUNTY OF ANOKA1697 ASH ST35-31-22-33-0004
DONLIN AMY T H6100 CENTERVILLE RD
35-31-22-33-0005
GALLOP TRUSTEE, DEBRA A6102 CENTERVILLE RD35-31-22-34-0006
PRESBYTERIAN HOMES OF NORTH OAKS INC
25' WAT
E
R
A
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D
S
E
W
E
R
EASEM
E
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104' x 8''
2
9
5
'
x
8
'
'
7
7
'
x
8
'
'
2
3
1
'
x
8
'
'
168'
x
8
'
'
284'
x
8
'
'
1
5
3
'
x
8
'
'
167' x 8''
1
8
4
'
x
8
'
'
1
1
4
'
x
8
'
'
8'' STUBI=900.14
8'' STUBI=900.14
8'' STUBI=898.38
8'' STUBI=900.96
8'' STUBI=900.96
8'' STUBI=902.17
P
R
O
P
O
S
E
D
S
T
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E
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T
HYDRANT
HYDRANT
HYD
R
A
N
T
HYD
R
A
N
T
HYDRANT
8"8"
8"
8"
8"
8"
8
"
8
"
8
"
8
"
8"
HYDR
A
N
T
WILKINSON LAKE BLVD
SAN MHR=925.11I=899.95
SAN MHR=924.87I=901.95
SAN MHR=923.16I=900.74
SAN MHR=922.83I=899.39
SAN MHR=921.73I=898.37
SAN MHR=917.95I=898.16
SAN MHR=917.53I=897.75
SAN MHR=912.54I=899.96
SAN MHR=911.56I=899.44
CONNECT TO
EX SAN MH
SAN MHR=906.61
I=896.98
STUB
CB
CB
CB
CB
CB
CB CB
CB
CB
STUB
CBCB
CB
CB
CB
FES
CB
FES
FES
CB
FES
CB
CB
CB
CB
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C3-UTILITY.DWG SAVED BY: SCOTT.KLINKEL
PRELIMINARY UTILITY PLAN N0
SCALE IN FEET
80 160
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
11
UTILITY LEGEND
EXISTING PROPOSED
STORM DRAIN
SANITARY SEWER
SANITARY SEWER FORCEMAIN
WATER MAIN
GAS
OVERHEAD ELECTRIC
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
UNDERGROUND TV
OVERHEAD UTILITY
UNDERGROUND UTILITY
FIBER OPTIC
NOTE:
CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES.
>>>>
>>
<II II>
I I
G G
OE OE
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UT UT
UTV
OHL
UTL
FBO
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C0-LANDSCAPE IMAGERY.DWG SAVED BY: TJ.WELLS
SITE PHOTOGRAPHS N0
SCALE IN FEET
####
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
12
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
NE CORNER OF SITE LOOKING NORTH TOWARDS THE INTERSECTION OF
CENTERVILLE ROAD AND ASH STREET. PHOTO TAKEN AT A HEIGHT OF 36'
NE CORNER OF SITE LOOKING EAST TOWARDS CENTERVILLE ROAD AND
AMELIA LAKE . PHOTO TAKEN AT A HEIGHT OF 36'
NE CORNER OF SITE LOOKING SOUTHEAST TOWARDS CENTERVILLE ROAD.
PHOTO TAKEN AT A HEIGHT OF 36'
NE CORNER OF SITE LOOKING SOUTHWEST TOWARDS WILKINSON LAKE.
PHOTO TAKEN AT A HEIGHT OF 36'
SE CORNER OF SITE LOOKING SOUTHEAST TOWARDS COUNTY ROAD J AND
CENTERVILLE ROAD INTERSECTION. PHOTO TAKEN AT A HEIGHT OF 32'
SE CORNER OF SITE LOOKING SOUTH TO WILKINSON LAKE BLVD (PRIVATE).
PHOTO TAKEN AT A HEIGHT OF 32'
4
P
R
O
P
O
S
E
D
S
T
R
E
E
T
1
2
1
2
2
8
U
N
I
T
S
1
0
1
0
1
0
1
0
2
8
U
N
I
T
S
10
10
10
10
28 UNIT
S
24
U
N
I
T
S
9
9
9
9
9
2
4
U
N
I
T
S
9
9
9
9
2
4
U
N
I
T
S
9
9
9
9
WILKINSON LAKE BLVD
1.47 mph
Fastest Line Entry Speed too large
South Leg (South)
West Leg (West)
North Leg (North)
Ash / Centerville Roundabout
STORMWATERMANAGEMENT POND
APPROX = 1.0 ACRES
STORMWATERMANAGEMENT POND
APPROX = 0.6 ACRES
2
4
U
N
I
T
S
9
9
9
9
9
9
9
9
11
25
1
0
1
0
1
0
1
0
1
0
1
0
6
11
10
10
6
1
0
1
0
1
0
1
0
10
1028
U
N
I
T
S
10
10
10
10
10
4
8
10
14
1
0
1
0
STORMWATERMANAGEMENT POND
APPROX = .2 ACRES
STORMWATERMANAGEMENT POND
APPROX = 0.8 ACRES
2
4
U
N
I
T
S
1
0
9
2
4
U
N
I
T
S
9
9
1
0
1
0
1
0
6
6
9
6
6
6
6
6
6
STORMWATERMANAGEMENT PONDAPPROX = 0.2 ACRES
STORMWATERMANAGEMENT PONDAPPROX = 0.8 ACRES
22 UNITS
9
9
8
8
STORMWATERMANAGEMENT PONDAPPROX = 0.45 ACRES
W
E
T
W
E
T
WE
T
W
E
T
WET
WET
WE
T
W
E
T
WET
WET
W
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T
WET
W
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T
WET
WE
T
WET
W
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T
WE
T
W
E
T
WET
WET
WET
WET
W
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T
W
E
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WE
T
WE
T
10
10
10
10
2
8
U
N
I
T
S
1
0
0
U
N
I
T
S
BENCHMARK HYDRANT
TNFH = 919.06
G
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FO
U
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FO
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UFO
MB
OHLVOHL
O
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L
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L
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L
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O
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L
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H
L
O
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L
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H
L
O
H
L
O
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L
G
G
G
G
G
G
G
G
G
G
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FBO
FBO
F
B
O
F
B
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F
B
O
F
B
O
F
B
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F
B
O
F
B
O
F
B
O
F
B
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R=911.71
I=894.95?
EX SAN MH
I=907.79 I=908.98
EX SB-st
R=919.88
I=893.60?
EX
EX SB-aet
U
EX SB-st9
EX SB-st5
EX SB-st3
EX SB-
EX SB-
EX GGV G
G
U
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V
U
T
V
U
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F
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FBO
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G
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I=901.82
I=901.80
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I=898.35I=898.48
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OHL
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OHL OHL OHL OHLOHLOHLOHLOHL OHL OHL OHL OHL OHL OHL OHL OHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHL
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S
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1000'
S
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Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C13-SITE-YIELD.DWG SAVED BY: SCOTT.KLINKEL
YIELD PLAN N0
SCALE IN FEET
80 160
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
13
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
GARAGE (TYP.)
GARAGE (TYP.)
GARAGE (TYP.)
GARAGE (TYP.)
GARAGE (TYP.)
100 UNDERGROUND
PARKING STALLS
1
0
0
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1.47 mph
Fastest Line Entry Speed too large
South Leg (South)
West Leg (West)
North Leg (North)
Ash / Centerville Roundabout
G
U
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FO
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1
0
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S
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A
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S
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WILKINSON LAKE ORDINARY HIGH WATER LINE
WILKINSON LAKE
AMELIA LAKE
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C3-LAND USE.DWG SAVED BY: SCOTT.KLINKEL
LAND USE PLAN N0
SCALE IN FEET
150 300
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
14
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
LEGEND
SYMBOL DESCRIPTION AREA
MULTI-FAMILY HOMES 4.3 AC
COMMERCIAL BUILDINGS 0.7 AC
SENIOR LIVING FACILITY 1.1 AC
PRIVATE ROADWAY 4.6 AC
PUBLIC OPEN SPACE 8.6 AC
PRIVATE OPEN SPACE 13 AC
LAKE (NWL)16.7 AC
STORM PONDS 3.5 AC
WETLANDS (REMAINING)17.3 AC
SITE DATA
TOTAL SITE AREA:75.9 AC
R.O.W. AREA:6.9 AC
RESIDENTIAL LOT AREA:20.5 AC
COMMERCIAL LOT AREA:4.1 AC
TOTAL WATER AREA:37.5 AC
WETLANDS (REMAINING):8.6 AC
LAKE:16.7 AC
STORM PONDS:3.5 AC
OPEN SPACE 26.2 AC
PUBLIC OPEN SPACE:8.6 AC
PRIVATE OPEN SPACE:13 AC
PRIVATE ROADWAY:4.6 AC
SITE DATA
TOTAL RESIDENTIAL UNITS:356
APARTMENTS:200
SENIOR LIVING:100
TOWNHOMES:56
RETAIL SPACE:
3 BUILDINGS - TOTAL SF 29,050 SF
RESIDENTIAL SETBACKS
R-4 HIGH DENSITY RESIDENTIAL DISTRICT
1. FROM STREET RIGHT-OF-WAY
A. LOCAL OR MINOR COLLECTOR STREET 30 FEET
B. MAJOR COLLECTOR OR ARTERIAL STREET 40 FEET
C. PARKING LOT 15 FEET
2. REAR LOT LINE
A. PRINCIPAL BUILDING 30 FEET
B. ACCESSORY BUILDING 5 FEET
C. PARKING LOT 5 FEET
3. SIDE LOT LINE
A. PRINCIPAL BUILDING 20 FEET
B. ACCESSORY BUILDING 5 FEET
C. PARKING LOT 5 FEET
RETAIL SETBACKS
GB GENERAL BUSINESS DISTRICT
1. FROM STREET RIGHT-OF-WAY
A. LOCAL OR MINOR COLLECTOR STREET 30 FEET
B. MAJOR COLLECTOR OR ARTERIAL STREET 40 FEET
C. PARKING LOT 15 FEET
2. REAR LOT LINE
A. PRINCIPAL BUILDING 30 FEET
B. ACCESSORY BUILDING 5 FEET
C. PARKING LOT 10 FEET
3. SIDE LOT LINE
A. PRINCIPAL BUILDING 10 FEET
B. ACCESSORY BUILDING 10 FEET
C. PARKING LOT 10 FEET
SOIL BORINGS:
BRAUN INTERTEC
11001 HAMPSHIRE AVE S.
MINNEAPOLIS, MN 55438
952-995-2000
WETLANDS:
JACOBSON ENVIRONMENTAL,
PLLC
5821 HUMBOLDT AVE N
BROOKLYN CENTER, MN 55430
612-802-6619